A sale down the road is not evidence until it is adjusted for how it differs from this home. Here is each sale we used, what we changed, and by how much.

13 Willunga Place

Sold 1 December 2025 · 0.99 km away

Sold for

$1,080,000

Adjusted to this home

$1,101,989

What we added and subtracted to make this sale comparable to 21 Dunedin Close
Condition	this home 7 · comparable 9	−$108,000
Car spaces	this home 2 · comparable 1	+$53,863
Street	this home 0.0052 · comparable -0.0392	+$38,362
Floor area	this home 118 m² · comparable 140 m²	−$35,200
Land size	this home 596 m² · comparable 418 m²	+$27,198
Micro-location	this home 0.0176 · comparable -0.0052	+$19,699
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 1998 · comparable 1993	+$8,168
Distance to beach	this home 7.7 km · comparable 8.66 km	+$3,499
Net adjustment		+$21,989

A further 9 factors were compared and found the same on both properties, so no money moved.

3 Fairbank Court

Sold 7 August 2026 · 0.22 km away

Sold for

$1,055,000

Adjusted to this home

$1,151,591

What we added and subtracted to make this sale comparable to 21 Dunedin Close
Street	this home 0.0052 · comparable -0.0568	+$52,328
Condition	this home 7 · comparable 6	+$42,200
Land size	this home 596 m² · comparable 331 m²	+$40,492
Micro-location	this home 0.0176 · comparable 0.0436	−$21,944
Floor area	this home 118 m² · comparable 126 m²	−$12,800
Distance to beach	this home 7.7 km · comparable 7.52 km	−$2,051
Year built	this home 1998 · comparable 1999	−$1,634
Net adjustment		+$96,591

A further 11 factors were compared and found the same on both properties, so no money moved.

73 Kingarry Circuit

Sold 25 March 2026 · 0.10 km away

Sold for

$1,245,000

Adjusted to this home

$1,082,993

What we added and subtracted to make this sale comparable to 21 Dunedin Close
Car spaces	this home 2 · comparable 4	−$107,726
Pool	this home 0 · comparable 1	−$52,000
Condition	this home 7 · comparable 8	−$49,800
Street	this home 0.0052 · comparable -0.0298	+$34,860
Land size	this home 596 m² · comparable 508 m²	+$13,446
Floor area	this home 118 m² · comparable 121 m²	−$4,800
Year built	this home 1998 · comparable 1996	+$3,267
Micro-location	this home 0.0176 · comparable 0.0155	+$2,091
Distance to beach	this home 7.7 km · comparable 7.6 km	−$1,345
Net adjustment		−$162,007

A further 9 factors were compared and found the same on both properties, so no money moved.

14 Griffon Street

Sold 10 March 2026 · 0.44 km away

Sold for

$1,218,000

Adjusted to this home

$1,174,850

What we added and subtracted to make this sale comparable to 21 Dunedin Close
Floor area	this home 118 m² · comparable 180 m²	−$99,200
Condition	this home 7 · comparable 6	+$48,720
Land size	this home 596 m² · comparable 411 m²	+$28,268
Street	this home 0.0052 · comparable 0.0335	−$27,575
Cladding	this home 3 · comparable 2	+$14,400
Micro-location	this home 0.0176 · comparable 0.0274	−$9,549
Distance to beach	this home 7.7 km · comparable 7.96 km	+$3,420
Year built	this home 1998 · comparable 1999	−$1,634
Net adjustment		−$43,150

A further 10 factors were compared and found the same on both properties, so no money moved.

5 Felix Court

Sold 27 April 2026 · 0.75 km away

Sold for

$1,330,000

Adjusted to this home

$1,060,581

What we added and subtracted to make this sale comparable to 21 Dunedin Close
Car spaces	this home 2 · comparable 4	−$107,726
Floor area	this home 118 m² · comparable 181.6 m²	−$101,760
Bedrooms	this home 3 · comparable 4	−$63,461
Micro-location	this home 0.0176 · comparable 0.0405	−$24,366
Land size	this home 596 m² · comparable 487 m²	+$16,655
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 1998 · comparable 2002	−$6,534
Distance to beach	this home 7.7 km · comparable 7.92 km	+$3,160
Street	this home 0.0052 · comparable 0.005	+$213
Net adjustment		−$269,419

A further 9 factors were compared and found the same on both properties, so no money moved.

18 Nisbet Place

Sold 14 January 2026 · 1.20 km away

Sold for

$1,215,000

Adjusted to this home

$1,041,617

What we added and subtracted to make this sale comparable to 21 Dunedin Close
Street	this home 0.0052 · comparable 0.15	−$140,746
Land size	this home 596 m² · comparable 858 m²	−$40,034
Micro-location	this home 0.0176 · comparable 0.0484	−$29,938
Cladding	this home 3 · comparable 2	+$14,400
Floor area	this home 118 m² · comparable 110.21 m²	+$12,464
Year built	this home 1998 · comparable 1994	+$6,534
Distance to beach	this home 7.7 km · comparable 8.73 km	+$3,937
Net adjustment		−$173,383

A further 11 factors were compared and found the same on both properties, so no money moved.

34 Merridown Drive

Sold 6 July 2026 · 1.68 km away

Sold for

$1,425,000

Adjusted to this home

$1,083,001

What we added and subtracted to make this sale comparable to 21 Dunedin Close
Car spaces	this home 2 · comparable 6	−$124,162
Street	this home 0.0052 · comparable 0.1323	−$83,500
Micro-location	this home 0.0176 · comparable 0.1211	−$67,996
Floor area	this home 118 m² · comparable 160 m²	−$38,726
Bedrooms	this home 3 · comparable 4	−$36,571
Condition	this home 7 · comparable 6	+$32,848
Pool	this home 0 · comparable 1	−$29,966
Land size	this home 596 m² · comparable 737 m²	−$12,416
Cladding	this home 3 · comparable 2	+$8,298
Year built	this home 1998 · comparable 1990	+$7,531
Distance to beach	this home 7.7 km · comparable 9.25 km	+$2,661
Net adjustment		−$341,999

A further 7 factors were compared and found the same on both properties, so no money moved.

12 Macallan Street

Sold 23 March 2026 · 1.57 km away

Sold for

$1,440,000

Adjusted to this home

$1,094,402

What we added and subtracted to make this sale comparable to 21 Dunedin Close
Floor area	this home 118 m² · comparable 251 m²	−$97,788
Street	this home 0.0052 · comparable 0.15	−$76,654
Car spaces	this home 2 · comparable 5	−$74,255
Micro-location	this home 0.0176 · comparable 0.1113	−$49,602
Bedrooms	this home 3 · comparable 4	−$29,162
Pool	this home 0 · comparable 1	−$23,895
Land size	this home 596 m² · comparable 735 m²	−$9,760
Year built	this home 1998 · comparable 1989	+$6,756
Cladding	this home 3 · comparable 2	+$6,618
Distance to beach	this home 7.7 km · comparable 9.11 km	+$2,144
Net adjustment		−$345,598

A further 8 factors were compared and found the same on both properties, so no money moved.

We are not claiming to be more accurate than anyone else. We are showing you the sales, the adjustments and the band they produce, so you can judge the number yourself.

Will Simpson, Fields Real Estate — Will SimpsonFields Real Estate

Your market update

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 21 Dunedin Close sit?

Gold Coast homes listed for 60 to 180 days rose from 1,288 in March to 2,618 in August (SQM Research). A rising count of homes sitting unsold has historically been associated with downward pressure on asking prices.

But property markets do not move as one—and neither do individual homes.

We traced the estimated value of 21 Dunedin Close over the past 18 months, compared it with Merrimac’s wider market, and examined the indicators most likely to reveal what happens next.

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Reports for this address

Valuation Report

The full comparable-sales assessment for this home — the evidence, adjustment grid and reconciliation behind the range. The same report you can open above.

Property Positioning Report

The document we prepare before a home goes to market — valuation evidence, comparables and market position, with a cover prepared for this address.

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Market Update Report

The recent nearby sales adjusted to this home, weighed against the national headlines — the same report you can open above.

Why I built Fields

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